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HomeMy WebLinkAboutPH 4 D.R. 93-023 12-06-93PUBLIC HEARING NO. 4 12-6-93 Inter-Com DATE: DECEMBER 6, 1993 TO: WILLIAM A. HUSTON, CITY MANAGER FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJEC~ APPEAL OF DESIGN REVIEW 93-023 AND CONDITIONAL USE PERMIT 93- 030 (CITY OF TUSITN) RECOMMENDATION It is-reoemmended that the City Council take the following actions: Approve the Environmental Determination for the project by adopting Resolution No. 93-136; and e Approve the'Appeal of Design Review 93-023 and Conditional Use Permit.93-030 by adopting Resolution No. 93-137, as submitted or revised. FISCAL IMPACT There are additional fiscal impacts associated with the amended project scope to include sport field lighting on the two soccer fields and two basketball courts. The City Council adopted a Financial Plan which indicated a budget of approximately $3,661,000 for the sports park. The City Council adopted Financing Plan only made provisions for lighting on the three softball fields. Lighting for the two soccer fields and the two basketball courts would represent a need for an additional $135,000 to be allocated toward the construction of the sports park. In addition to the one-time construction costs, the operational cost of the additional lighting is estimated at $17,000 per year. Unlike the softball fields, there are no programs that are currently in place to recover the costs associated with the lighting of the soccer fields and basketball courts. BACKGROUND On September 27, 1993, the Planning Commission adopted Resolution No. 3196 conditionally approving a Design Review and Conditional Use Permit for a 20 acre community sports park, including sport field ~ighting for three softball fields (Attachment A). The approved plans were consistent with the approved Design Development Report for the Tustin Ranch Sports Park adopted by the City Council in March of 1993. On October 4, 1993, the City Council appealed the Planning Commission's aCtion in order to consider expanding the City Council Report Appeal of DR 93-023 and CUP 93-030 December 6, 1993 Page 2 scope of the project to include additional sport field lighting for the two soccer fields and two basketball courts. The ETSP designates the project site as Community Facility which would permit the development of public parks as an outright permitted use, and also permit sport field lighting, subject to the approva~ of.a conditional use permit. Located in Sector 7 of the ETSP, the site is bordered by Jamboree Road on the east, Robinson Drive on the north and west, and Keller Drive on the south. A public hearing notice identifying the time, date and location of the public hearing on this project was published in the Tustin News. Property owners within 300 feet of the site were notified of the hearing by mail and notices were posted on the site, at City Hall and at the Tustin Police Department. The applicant was informed of the availability of a staff report on this project. DISCUSSION Information on the entire sports park project is contained in the attached September 27, 1993 Planning Commission staff report (Attachment B). This staff report discussion will therefore, concentrate on the appeal request. The proposed sports park plans originally included three (3) lighted softball fields, six (6) lighted tennis courts, two (2) basketball courts, two (2) soccer fields, a concession building, picnic structure, tot lot and parking facilities in accordance with the adopted Master Plan. Based on the appeal of the conditional use permit for the original sports lighting, revised development plans have been prepared to include sport field lighting on the two soccer fields and the two basketball courts. The basketball courts are located south of the three proposed softball.fields and adjacent to Jamboree Road. The two soccer fields are located on the southeast corner of the site adjacent to Jamboree Road and Keller Drive. city Council Report Appeal of DR 93-023 and CUP 93-030 December 6, 1993 Page 3 FIELD LIGHTING As previously mentioned, the ETSP requires approval of a conditional use permit to establish sport field lighting. In considering approval of a Conditional Use Permit for lighting of the three softball fields, the Planning Commission determined that the pToposed lighting would not be detrimental to the health, safety, morals, comfort and general welfare of the persons residing or working in the neighborhood, nor be injurious or detrimental to property and improvements in the neighborhood or general welfare of the City. In addition to the proPosed lighting approved by the Planning Commission for~ the three softball fields which required a conditional use permit, the appeal request specifically deals with lighting for the two soccer fields and the two basketball courts. In order to illuminate the two soccer fields for night time activity, an additional six light poles located along the sidelines and between the two fields approximately 150 feet apart are proposed. Each light pole would be 80 feet in height. The 80 feet in height of the light poles is needed to maintain a sharp cut off angle on the field which in turn minimizes light'overspill which could impact the adjacent residential units. Lighting for the two basketball courts is proposed to include four light poles located along the sidelines approximately 100 feet apart. Each light pole is proposed to be approximately 25 feet in height to the top of the light fixture. However, the light details shown on Sheet E-4 of the development plans indicate that the light fixtures would be oriented outward, rather than downward similar to the tennis court lights. This lighting treatment has the potential to produce nuisance glare on the adjacent residential properties as the light source will be visible at eye level as the park is viewed from the perimeter of'the site. Therefore, Condition No. 5.7 has been added to replace and/or direct the proposed light fixtures with a fixture that is oriented downward to eliminate the potential impact ~n the surrounding properties. In additions, Condition No. 5.5 requires final field inspections of all field lighting to ensure that the lights are properly adjusted to minimize impacts on the adjacent properties. City Council Report Appeal of DR 93-023 and CUP 93-030 December 6, 1993 Page 4 The primary objectives ~in modifying the lighting system to accommodate the soccer fields and basketball courts was to: 1) provide field lighting ensuring participant's safety; 2) control light overspill and glare; and 3). control upward glow. The proposed lighting system is state of the art technology which is designed to provide direct and focused light on the playing fields and min~mi~D any spillover. However, that is not to say that the lights would not be visible. The light sources can not be totally concealed. The proposed light fixtures would be adjustable and could include shields and lenses where needed to direct light rays away from the adjacent residents. A photometric study (Spill Light Scan) has been prepared by the City's consultant which indicates the anticipated lighting level on the ground that could be expected from the proposed sport field lighting. The footcandle levels would not exceed .62 footcandle on the north side..of Robinson Drive, and .48 footcandle on the south side of Keller Drive, These levels are minimal. For a point of comparison, the City's Security Ordinance requires a minimum of 1 footcandle of light in parking lots. As previously noted, Condition No. 5.5 has been included to require field adjustments of the light fixtures prior to final completion of the park with representatives of the Community Development and Community Services Departments. In addition, the field lights would be required to be turned off at 10:00 p.m. consistent with current City practices at Columbus/Tustin Park and the City's Park Ordinance which indicates that the parks close at such time. The Planning Commission's approval included conditions to modify the plant material of the proposed screen plantings around the perimeter of the outfields to. provide additional buffering of light rays. Condition No. 3.5 has been expanded to also provide screen plantings along Keller Drive around the south perimeter of the soccer fields since sport field lighting is now proposed at the south end of the park site. In addition, the existing landscaping along Robinson and Keller Drives that was install with the individual residential projects is established and would provide buffering of the light. Condition No. 5.6 has been added to eliminate_the area lights proposed for Poles "C3", "Si", "S2" as these lights would be directed toward the residential properties across Robinson and Keller Drives. These lights are not proposed to provide light on the playing field. The specific pole locations are situated around the perimeter of the site and the light fixtures would be oriented toward the street. The existing street City Council Report Appeal of DR 93-023 and CUP 93-030 December 6, 1993 Page 5 lighting around the perimeter of the site and light from the field lighting would be adequate in these areas. The Contiguous Area Report for Tustin Ranch which all new property owners must sign prior to the purchase of a home indicates that the subject property would be developed with a park and amenities could include .lighted ball fields, among other facilities. Many residents expressed at the Task Force workshops that they were aware of the potential sports park and related field lighting and commented positively on this type of amenity. The proposed design and lighting equipment would have the minimum impact possible on the neighboring residents with the field lighting. With the conditions of approval to establish a curfew and requiring final adjustments of the light fixtures, in combination with the proposed perimeter landscape treatments, any potential impacts would be minimized. ENVIRONMENTAL ANALYSIS An Initial Study was prepared for the project, a copy of which can be made available upon request. Based upon review of Appeal of Conditional Use Permit 93-030 and Design Review 93-023, as well as Environmental Impact Report 85-2 (as supplemented) it has been determined that the environmental issues relating to this project have previously been addressed. Also, appropriate mitigating measures identified in EIR 85-2 are included as conditions of approval for the project. With this information in mind, it is recommended that the Council make the finding that requirements of the California Environmental Quality Act have been met and that no further environmental review is required. CONDITIONS OF APPROVAL Conditi~ns of approval are included within the attached resolutions. Except as otherwise noted, the conditions of approval are the same conditions imposed by the Planning Commission. Outside of specific issues discussed in this report, conditions of approval are standard conditions required by either the ETSP, other applicable municipal codes, the approved Development Agreement for City Council Report Appeal of DR 93-023 and CUP 93-030 December 6, 1993 Page 6 the project area, or requirements of City Departments or outside reviewing agencies. CONCLUSION Given ~he.. analysis conducted by the Community Development Department, and in consideration of comments from other agencies and the public, it is concluded that the proposed project meets the requirements of the East Tustin Specific Plan and the California Environmental Quality Act. The proposed field lighting has been designed and conditioned to not have a negative impact on the neighboring properties. With the inclusion of conditions of approval identified in Resolution No. 93-137, it is recommended that the City Council approve the environmental determination, and Appeal of Design Review 93-023 and Conditional Use Permit 93-030 for the project, as submitted or revised. Daniel Fox' AICP Senior Planner Christine A. Shingl~on Assistant City Manager CAS :D F: br/cup93030, cc Attachments: Location Map A - Planning Commission Resolution No. 3196 B - Planning Commission Staff Report Conceptual Plans Resolution Nos. 93-136 and 93-137 LOCATION _ , ? roject Site Project Site NO SCALE 2 3 4 5 6 7 9 10 13 14 15 16 17 ~8 19 20 21 23 ~4 25 26 27 28 RESOLUTION NO. 3].96 A RESOLUTION OF THE PLANNING COM~4ISSION OF THE CITy OF TUSTIN, APPROVING DESIGN REVIEW 93-023 AND CONDITIONAL USE PERMIT 93-030 AUTHORIZING THE CONSTRUCTION OF A 20 ACRE COMMIINITY SPORTS PARK INCLUDING SPORT FIELD LIGHTING ON THE PROPERTY LOCATED AT 12850 ROBINSON DRIVE. The Planning Commission of the City of Tustin does hereby resolve as follows: .I. The Planning Commission finds and determines as follows: ae That proper applications, Design Review 93-023 and Conditional Use Permit 93-030, have been filed by the City of Tustin Community Services Department requesting authorization to construct a 20 acre community sports park with sport field lighting on the property located at 12850 Robinson Drive. Be A public hearing was duly noticed, called and held for said application on September 27, 1993 by the Planning Commission. .. Ce That Public Parks are considered an outright permitted use and sport field lighting is considered a conditionally permitted use in the Community Facility Land Use Designation of the East Tustin Specific Plan. De Pursuant to Section 9272 of the Tustin City Code, the Planning Commission finds that the location, size, architectural features and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, the occupancy thereof, or the community as a whole. In making such findings, the Planhing Commission considered the following: 1. HeJ.ght, bulk and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. e Size and spacing of windows, doors and other openings. e Towers, chimneys, roof structures, flagpoles, radio and television antennae. ATTACHMENT A 1 3 4 ? 10 11 13 14 15 16 18 19 '2_6 ~7 ~8 Resolution No. 3196 Page 2 Landscaping, parking area design and traffic circulation. e Location, height and standards o~ exterior illumination. .. · Location and appearance of equipment located outside of an enclosed structure. · 10. Location and method of refuse storage. 11. Physical relationship of proposed structures to existing structures in the neighborhood. 12. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 13. Proposed signing. 14. Development Guidelines and criteria as adopted by the City Council. That the establishment, maintenance, and operation of the sport field lighting will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such-proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin as evidenced by the following: · The proposed sport field' lighting was anticipated by the City and property owners within the Tustin Ranch through notification 'of the Contiguous Area Report and is consistent with the DesigD Development Report for the Tustin Sports Park Master Plan which identified that the ball fields would be lighted. . The proposed sport field lighting will not negatively effect surrounding property owners, in that the improvements are for the use and pleasure of the surrounding properties and the general welfare of the City. 6 7 9 10 11 12 14 15 16 17 18 19 20 21 22 23 27 Resolution No. 3196 Page 3 · The proposed lighting systems, as designed and conditioned, are state of the art and would provide direct and focused light on the playing field and minimiZe any sp~llover on the adjacent residential neighborhoods. F· That an Environmental Impact Report. (EIR 85-2 for the East Tustin Specific Plan) has been certified in conformance with the requirements of the 'California Environmental Quality Act for the subject project. II. The Planning Commission hereby approves Design Review 93- 023 and Conditional Use Permit 93-030 authorizing the - '~onstruction of a 20 acre Community sports park with sport field lighting on the property located at 12850 Robinson Drive, subject to the conditions contained in Exhibit A, attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 27th day of September, 1993. Cha irper'~on KATHLEEN CLANCY Secretary ] 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 24 26 27 28 Resolution No. 3196 Page 4 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, KATHLEEN CLANCY, the undersigned, hereby certify that I am the Recording Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3196 was duly passed and adopted at a regular meeting of the Tustin Planning commission, held on the 27th day of September, 1993. KATHLEEN CLANCY Recording Secretary 'EXHIBIT A DESIGN REVIEW 93-023 AND CONDITIONAL USE PERMIT 93-030 CONDITIONS OF APPROVAL RESOLUTION NO. 3196 GENERAL (1) 1.1 The proposed project shall substantially.conform with the submitted plans for the project date stamped September 27, 1993, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development Department in accordance with this Exhibit. The Director of. Community Development may also approve minor modifications during plan check, if found to be consistent with the intent of the conceptual plans and consistent with all applicable development standards. (1) 1.2 -Unless otherwise specified, the conditions contained in this Exhibit shall be complied with prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 Ail utilities -exclusively serving the site shall be underground. (1) 1.4 Any public improvements damaged by the applicant adjacent to this property shall be repaired and/or replaced as determined by the Engineering Division and shall include, but not be limited to, curb and gutter, street paving and drive apron. PLAN SUBMITTAL 2.1 At building plan check submittal: (1) (3) Ae Plans and calculations, to satisfy the.requirements of the Uniform Building Codes and State Handicap Codes shall be complied with as approved by the Buildinc Official. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFOR~ BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 3196 Page 2 (1) B. (3) Final grading and specifications consistent with the site plan and landscaping plans and prepared by a registered civil'engineer for approval by the Community Development Department.. in conformance with the requirements listed in the City's Grading Manual. (3) Ce A precise soils engineering report provided by a soils engineer within the previous twelve (12) months for the pad site. (1) D. Note on final plans that a six foot high chain linked fence shall be installed around the site prior to construction. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. (5) E. Submit separate 24" x 36" street improvement plans showing all construction which will be done within the public rights-of-way. These plans must be prepared by a California Registered Civil Engineer. In addition, a 24" x 36" traffic control plan, as prepared by a California Registered Traffic Engineer, will be required. (5) F. Submit a 24" x 36" signing and striping plan, as prepared by a California Registered Traffic Engineer for Robinson Drive. This plan shall indicate all modifications to the existing signing and striping which will be required as a result of %he addition of the drive entrance. LkNDSCAPING, GROUNDS AND HARDSCAPE ELEMENTS (6) 3.1 Submi~ at plan check complete detailed landscaping and irrigation plans for all new landscaping areas proposed on tke site consistent witk adopted City of Tustin Landscaping and Irrigation Submittal Requirements. Provide summary table applying indexing identification to plant materials in their actual location. The plan and table must~ist botanical and common names, sizes, spacing, ac%ual location and quantity of the plant materials proposed. Show planting and berming details, _soil preparation, staking, etc. The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing and coverage. Detai2s for all equipment must be provided. Show all proper~y lines on the landscaping and irrigation plan, publ!- right-of-way area, sidewalk widths, parkway areas, Exhibit A Resolution No. 3196 Page 3 and wall locations. The Community Development Department may request minor substitutions of plant materials or request additional sizing or quantity materials during plan check. Note on landscaping plan-that coverage of landscaping irrigation materials is subject to field inspection at project completion by the Community Development Department. (6) 3.2 The submitted landscaping plans at plan check must reflect the following requirements, either incorporated into the design and/or construction or included as notes: Provide a minimum of one 15 gallon size tree for every 30 feet of property line on the property perimeter and five 5 gallon shrubs. Be Shrubs shall be a minimum of 5 gallon size and shall be spaced a minimum of 8 feet on center when intended as screen planting. Ce Ground cover shall be planted between 8 to 12 inches on center. De When 1 gallon plant sizes are used the spacing may vary according to materials used. Ze Ail plant materials shall be installed in a healthy vigorous condition typical to the species and landscaping must be maintained in a neat and healthy condition. This will include but not be limited to trimming, mowing, weeding, removal of litter, fertilizing, regular watering, or replacement of diseased or dead plants. (6) 3.3 Provide details, colors, and materials for all exterior walkways, stairs and walls. Design all walkways to create a reinforced pedestrian corridor- with accessory landscaping treatment subject to review and approval by the Community Development Department. (1) 3.4 Applicant shall submit a complete sign program, including 'directional and building identification signs, subject to the approval of the Community Development Department. (4) 3.5 The Lombardy Poplar shall be replaced with an alternative species which is an evergreen and shall provide effective screening around the perimeter of the ball field and tennis courts, subject to approval of the Community Exhibit A Resolution No. 3196 Page 4 Development Department. (4) 3.6 Landscaping screening shall be provided along Robinson Drive adjacent to the parking lot which shall have a minimum height of at least 30 inches and not more than 42 inches and shall be designed consistent with. Section 3.9.3.I(2) of the East Tustin Specific Plan. (4) 3.7 Perimeter landscaping along Jamboree Road, R6binson Drive and Keller Drive shall be consistent with the plant palette approved for the Sector 7 Landscape Design Concept Plans, subject to approval of the Community Development Department. (5) 3.8 Red curbing shall be provided at the ends of all drive aisle planters and along the curb at the east end of the parking lot, subject to approval by the Community Development Department. ARCHITECTURE (1) 4.1 Provide exact details of all exterior door and window types, including but not limited to such information as frame color and glass tint. (1) 4.2 Ail exterior colors to be used shall be subject to review and approval of the Director of the Community Development Department. All exterior treatments shall be coordinated · with regard to color, materials and detailing and noted on submitted construction plans and elevations shall indicate all colors and materials to be used. (1) 4.3 Ail mechanical and electrical fixtures and equipment shall be adequately and decoratively screened. The screen shall be considered as an element of the overall design of the project and shall blend with the architectural design of the buildings. All telephone and electrical boxes shall be indicated on the building plans and shall be completely screened. Electrical · transfo~--mers shall be screened w~.th landscaping or other architectural element to minimize visual impacts from the street view. (!) 4.4 Exterior elevations of the buildings shall indicate any _ fixtures or equipment to be located on the roof of the building, equipment heights and type of screening. (I) 4.5 Ail roof mounted equipment, vents, exhausts and other roof penetrations shall be located a minimum of 6 inches below the top of parapet. Exhibit A Resolution No. 3196 Page 5 (5) 4.6 Exterior concession building windows shall be a minimum .60 inch thick laminated treatment. LIGHTING (1) 5.1 Indicate lighting scheme for project, note locations of all exterior lights and types of fixtures. The location and types of lighting shall be subject to the approval by the Community Development Department. (1) 5.2 Ail lighting shall comply with the City's Security Ordinance. Parking lot light standards shall be located to avoid interference with proposed tree plantings. (5) 5.3 Pedestrian lighting shall be provided along the sidewalk- west of the soccer fields, consistent with the City's Security Ordinance. *** 5.4 The field lighting shall be turned off no later than 10:00 p.m. *** 5.5 Prior to final completion of the park, the field lighting shall reviewed by the Community Development and Community Services Departments to determine final fixture adjustments to ensure that direct light rays are oriented away from the adjacent residential development. NOISE (1) 6.1 Ail construction operations including engine warm up (2) shall be subject to the provisions of the City of Tustin Noise Ordinance and shall take place only during the hours of 7:00 a.m. until 6:00 p.m., Monday through Friday, or other times that the Building Official determines will be in substantial conformance with the Noise Ordinance and that the public health and safety will not be impaJ, red, subject to application being made at the time and permit fer the work is awarded or during progress of the work. Exhibit A Resolution No. 3196 Page 6 PUBLIC WORKS DEPARTMENT (5) 7.1 The existing curb ramps at Jamboree/Robinson and Jamboree/Keller shall be reconstructed per the current City Standard No. 124 in order to meet ADA requirements. (5) 7.2 A complete kydrology study shall be submitted for review and approval. (5) 7.3 The end of the median nose at the drive entrance shall - not extend beyond the curb return BCR/ECR on the Robinson Drive end and it shall end five feet from the projection of the plan~er curbs on the parking lot end. (5) 7.4 The intersection sight lines shall be shown on the landscape plan per OCEMA Standard No. 1117. · o FIRE DEPARTMENT (5) 8.1 Prior to %he issuance of any building permits for combustible construction, evidence that a water supply for fire protection is available shall be submitted to and approved by the Fire Chief. Fire hydrants and access roads shall be in place and operational to meet the requirements and fire flow prior to commencing combustible materials. (5) 8.2 Prior to the issuance of any buildings permits, all underground piping for automatic fire extinguishing system shall be approved by the Fire Chief. These details sba21 include width, clear height, and means of emergency cYer-ride. (5) 8.3 The following notes shall be .~rovided on the site plan' Fire Department Final Inspection Required. Schedu'e inspection 2 days in advance. Phone 854- 0303. b. Location and classifications of extinguishes to be deLerrlne~ by fire inspector. Stora.=a dispensing or use of any flammable and combus-ib!e liquids, flammable and compressed gasses an~ osher hazardous materials shall comply wimh "-iform =ire Code Regulations. Exhibit A Resolution No. 3196 Page 7 de Buildings not approved for high piled combustible storage. Materials in closely packed piles shall not exceed 15 feet in height, ~2 feet on pallets or in racks and 6 feet for tires, plastics and some flammable liquids in high stock piling. Comply with UFC Art 81 and NFPA Std. 231, 231C and 231D. ee Plans of modifications to or new fire protection, detector or alarm systems shall be approved by the Fire Department prior to installation. FEES (1) 9.1 -Prlbr to issuance of any building permits payment shall be made of all required fees including: ae Sewer and Water fees to the Irvine .Ranch Water District as required. Be School facilities fee to the Tustin Unified School District or proof of a release from payment of any fee. ITEM NO. 4 .aport to the Planning Commission DATE: SUBJECT SEPTEMBER 27, 1993 DESIGN REVIEW 93-023 ~%ND CONDITIONAL USE PERMIT 93-030 APPLICANT/ LANDOWNER: LOCATION: CITY OF TUSTIN COMMUNITY SERVICES DEPARTMENT 300 CENTENNIAL WAY TUSTIN, CA 92680 ATTN: MR. P~%NDY WESTRICK PARCEL 2 OF PARCEL MAP 88-316 (12850 Robinson Drive) ZONING= COMMUNITY FACILITY - EAST TUSTIN SPECIFIC PLAN ENVIRONMENTAL STATUS'. THIS PROJECT ISCOVERED BY A PREVIOUSLY CERTIFIED EIR (85-2) FOR THE E~ST TUSTIN SPECIFIC PLAN. NO ADDITIONAL DOCUMENTATION IS REQUIRED. REQUEST: 1. APPROVAL OF THE PROPOSED SITE PLAN AND ARCHITECTURAL DESIGN OF THE PROPOSED PROJECT; AUTHORIZATION OF A CONDITIONAL USE PERMIT FOR SPORT FIELD LIGHTING. RECOMMENDATION It is recommended that the Planning Commission take 'the following actions: 1. Approve the Environmental Determination for the project by adopting Resolution No. 3195; and 2. Approve Design Review 93-023 and Conditional Use Permit 93-030 by adopting Resolution No. 3196, as submitted or revised. BACKGROUND The Eas~Tustin Specific Plan (ETSP) identifies several recreation open space areas including private parks, neighborhood parks, community parks, hiking/biking trails and a championship golf course which together offer diverse passive and active recreational oppcrtunities. It is the City of Tustin's desire to construct a 20 acre community park. The subject community park site is proposed as an active sports park which would provide a wide variety of active recreational opportunities for the residents of Tustin Ranch ATTACHMENT B Planning Commission Report DR 93-023 and CUP 93-030 September 27, 1993 Page 2 and the City as a whole. The ETSP designates the project site as Community Facility which would permit the development of public parks as an outright permitted use, and also permit sport field lighting, subject to the approval of a conditional use permit. In March of 1993, the City Council adopted~the Design Development Report for the Tustin Sports Park Master Plan. The Planning Commission reviewed and commented on the Master Plan in February 1993 and recommended its approval to the City Council. The preparation of the Master Plan was the result of a seven month program ~ffort with City staff and the City's consultant, Anthony and Langfor~'Architects, and included two Task Force workshops and interviews with representatives from various user groups. Staff and the consultant also met with representatives of the Tustin Unified School District to coordinate planning efforts between this park site and the neighboring future elementary school site. Input to the Master Plan was also provided by the Parks and Recreation Commission and the City council. The Community Services Department and the City's consultant team has prepared development plans in accordance with the adopted Master Plan. Prior to development, the Planning Commission must approve a Design Review of the project. Additionally, pursuant to the ETSP, sport field lighting is subject to the approval by the Planning Commission of a conditional use permit. The proposed sports park plans include three (3) lighted ball fields, six (6) lighted tennis courts, two (2) basketball courts, two (2) soccer fields, a concession building, picnic structure and parking facilities. Located in Sector 7 of the ETSP, the site is bordered by Jamboree Road on the east, Robinson Drive on the north and west, and Keller Drive on the south. A public hearing notice identifying the time, date and location of the public hearing on this project was published in the Tustin News. Property owners within 300 feet of the site were notified of the hearing by mail and notices were posted on the site, at City Hall and at the Tustin Police Department. The applicant was informed of the availability of a staff report on this project. PROJECT DESCRIPTION/SITE PLAN Submitted development plans propose construction of a 20 acre sports park. Access to the site is proposed from Robinson Drive. No on-street parking would be permitted on Jamboree Road, Rcbinson Drive or Keller Drive. Shared access from within the parkLng lot Planning Commission Report DR 93-023 and CUP 93-030 September 27, 1993 Page 3 to the future parking lot of the elementary school is proposed and would be used on a limited as needed basis. During the preparation of the Master Plan, there was a great deal of discussion by the City Council related to the location of the facilities, particularly the tennis and basketball ~°courts to · minimize noise impacts on the adjacent residential developments. The City Council also made a number of changes that were related to budgeting constraints in adopting the Financing Plan for the park. Major changes included the elimination of: 1. Interlocking pavers at parking lot entrance and around the concession stand building; 2. Jogging track and related lighting; and 3. Flagpoles. The concession building is proposed to be located in the center of the site, north of the parking lot. Six tennis courts are proposed to be located between the concession building and Robinson Drive, also north of the parking lot. The three softball fields are located on the northern portion of the site facing Robinson Drive and Jamboree Road while the basketball courts are located south of the ball fields adjacent to Jamboree Road. The two soccer fields are located in the southeast corner of the site adjacent to Jamboree Road and Keller Drive. The locations and arrangement of the facilities is consistent with the Master Plan as adopted by the City Council. The parking facility includes 203 parking spaces. Section 3.10.1.B of the ETSP indicates that the approval body shall determine the amount of required parking for uses not listed in the parking matrix. Although public parks have been identified as permitted uses within the ETSP, no specific parking requirements for parks were established due to the wide range of amenities that could be' provided among the various parks. Based upon discussion with the City's Engineering Division, a parkJ.ng summary has been developed which indicates that approximately 196 parking spaces would be required based upon the proposed level of amenities. This summary is provided as follows: ~° . Planning Commission Report DR 93-023 and CUP 93-030 September 27, 1993 Page 4 USE RATIO QUANTITY. REQUIRED PARKING Softball Fields Soccer Fields Basketball Courts Tennis Courts General Use 30 cars/field 3 fields 30 cars/field 2 fields 4 cars/court 2 courts 3 cars/court 6 courts Total.Required Total Provided 90 spaces '60 spaces 8 spaces 18 spaces 20 spaces 196 spaces 203 spaces In addition, there would be approximately 50 spaces available on the adjacent school site for special events. The Community Services Department and the Tustin Unified School District would closely coordinate'-the shared use of the parkin~ facilities. ARCHITECTURAL DESIGN The architectural style of the concession building structure is a contemporary, interpretation of the Monterey style. The concession building includes restrooms, equipment storage rooms, concession facilities and a small pro-shop. The structure includes circular elements with large exposed rafter roof and trellis elements. The structure would have "barrel" clay tile roofs, stucco walls and trim and wood trellis elements. Some of the architectural details include the use of stucco columns, glass block accents, and aluminum glass fronts. The concession building is proposed to be 26 feet in height. The colors proposed for this project include off-white stucco colors, dark brown wood trim and deep red roof tiles. Accent f~rniture such as benches would be a deep green. Overall, the proposed colors are consistent with existing development for this portion of East Tustin. LANDSCAPE/HARDSCAPE The parking lot entrance is highlighted with 24-inch box Jacarandas. The parking lot tree includes Liquid Amber and London Plane tr~s (15 gallon and 24-inch boxes). The perimeter landscaping treatment includes landscape materials generally consistent with the established landscape theme for Jamboree Road and Robinson Drive. Planning Commission Report DR 93-023 and CUP 93-030 September 27, 1993 Page 5 In addition, dense plantings of Lombardy Poplar trees, which grow to approximately 80 feet in height, have been proposed around the perimeter of the outfields and tennis courts along Jamboree and Robinson to help mitigate light and noise impacts on the neighboring residents. However, staff is concerned with the selection of the poplars. While the poplars are a tall, dense, fast growing tree, they are deciduous and would loose their foliage during the winter months. This is also the darkest period of the year when the lights would be on the longest in the evenings (4:30 p.m to 10:00 p.m.). In addition, they require high maintenance and tend t~ .ha~e an evasive root system. Conditions of approval have been included for a different plant material to be selected which would provide screening, subject to the approval of the Community Development Department. Italian Cypress trees or a eucalyptus windrow could be used in this situation. Conditions of approval have also been included to require the use of Canary Island Pine and Spotted Gum eucalyptus trees along the Jamboree Road frontage and Spotted Gum and Desert Gum eucalyptus trees along the Robinson Drive frontage consistent with the approved landscape concept for Sector 7. Other plantings of shrubs, ground cover and trees occur throughout the park, adjacent to the concession building and picnic structure. Decorative pavement treatments with texture and scoring techniques are proposed around the concession building and between the ball fields. Sidewalks to provide pedestrian access to the park would be provided from Robinson Drive between fields 1 and 2, and from Keller Drive between the soccer fields and the adjacent school site. FIELD LIGHTING As previously mentioned, the ETSP requires approval of a conditional use permit to establish sport field lighting. In considering approval of a Conditional Use Permit, the Planning Commission must determine that the proposed lighting will not be detrimental to the health, safety, morals, comfort and general welfare of the persons residing or working in the neighborhood, nor be injurious or detrimental to property and improvements in the neighborhood or general welfare of the City. The proposed lighting which is subject to the Conditional Use Permit is for the three softball fields. The two soccer field and basket ball courts are not proposed to be lighted. The tennis courts are proposed to be lighted but do not require approval of a Conditional Use Permit. Each ball field would include six light Planning Commission Report DR 93-023 and CUP 93-030 September 27, 1993 Page 6 poles. The two light poles between home plate and first/third base are typically 70 feet in height and include three light fixtures each. The "A2" pole between fields 1 and 2 would be 80 feet in height. The two light poles down the first and third base lines would be 70 feet in height and would include eight light fixtures each. The two outfield light poles would be 70 feet in.height and include three light fixtures each. The primary objectives in developing the lighting system were to: 1) provide field lighting ensuring participant's safety; 2) control light o_ver~pill and glare; and 3) control upward glow. The proposed lighting system is state of the art technology which is designed to provide direct and focused light on the playing fields and minimize any spillover. However, that is not to say that the lights would not be visible. The light sources can not be totally concealed. The proposed light fixtures would be adjustable and could include shields and lenses where needed to direct light rays away from the adjacent residents. To ensure that the potential impacts of the lighting are minimized, conditions of approval have been included to require field adjustments of the light fixtures prior to final completion of the park with representatives of the Community Development and Community Services Departments. In addition, the field lights would be required to be turned off at 10:00 p.m. consistent with current City practices at Columbus/ Tustin Park and the City's Park Ordinance which indicates that the parks close at such time. As previously mentioned, screen plantings would be provided around the perimeter of the outfields to provide additional buffering of light rays. In addition, existing landscaping along Robinson and Keller Drives that was installed with the individual residential projects is established and would also provide additional buffering of the light. The Contiguous Area Report for Tustin Ranch which all new property owners must sign prior to the purchase of a home indicates that the subject property would be developed with a park and amenities could include lighted ball fields, among other facilities. Many residents expressed at the Task Force workshops that they were~ aware of the potential sports park and related field lighting and commented positively on this type of amenity. The propo~d design and lighting equipment would have the minimum impact possible on the neighboring residents with the field lighting. With the conditions of approval to establish a curfew and requiring final adjustments of the light fixtures, in combination with the proposed perimeter landscape treatments, any Planning Commission Report DR 93-023 and CUP 93-030 September 27, 1993 Page 7 potential impacts would be minimized. The proposed development plans would accommodate a needed and anticipated amenity to the Tustin Ranch area, as well as the entire City of Tustin.' ENVIRONMENTAL ANALYSIS An Initial Study was prepared for the project, a copy of which can be made available upon request. Based upon review of Conditional Use Permit 93-030 and Design Review 93-023, as well as Enviro~%meh'tal Impact Report 85-2 (as supplemented) it has been determined that the environmental issues relating to this project have previously been addressed. Also, appropriate mitigating measures identified in EIR 85-2 are included as conditions of approval.for the project. With this information in mind, it is recommended that the Commission make the finding that requirements of the California Environmental Quality Act have been met and that no further environmental review is required. CONDITIONS OF APPROVAL Conditions of approval are included within the attached resolutions Outside of specific issues discussed in this report, conditions ~f approval are standard condition-s required by either the ETSP, other applicable municipal codes, the approved Development Agreement for the project area, or requirements of City Departments or outside reviewing agencies. CONCLUSION Given the analysis conducted by the Community Development Department, and in consideration of comments from other agencies and the public, it is concluded that the proposed project meets the requirements of the East Tustin Specific Plan and the California Environmental Quality Act. The proposed field lighting has been designed and conditioned tc not have a negative impact on the neighboring properties. Planning Commission Report DR 93-023 and CUP 93-030 September 27, 1993 Page 8 With the inclusion of conditions of approval listed in Resolution No. 3196, it is recommended that the Planning Commission approve the environmenta 1 determination, Design Review 93- 023 and Conditional Use Permit 93-030 for the project, as submitted or revised. Daniel. F~x~-4~ICP Senior Planner CAS: D F: bt/cup93030 Attachments: Location map Conceptual Plans Resolution Nos. 3195 and 3196 ..... ~:. ~ . ~ .- c '"- '~/ ,/ h-[- :r,~ . f ~ .--/','- , ..... .. , , - ,. .~ ~ ~ . ~ A c~ ~ ~ ' Sl~ ~N TUSTIN 8PORTS PARK .,,,,!a~!ll~i!,i:llil,~ ~. ~ · Ill ' !!!iiill'i i: ._ ,i[: ,l ii llil ANTHONY AND LANGFORD AIA ] ARCHITECTLJI?.E - ENGINEERING - PL~.NNING '1 I, 1 TUSTIN SPORTS PARK BALLFIELD POLE. STRUCTURAL DETAILS, AND POLE CONFIGURATIONS. MISC. DETAILS AND NOTE~ Illtl I~ ~' I ~ IIIFIF-FF-]F1 . .. ~' I.~I~ll ;ihL.A 1 I .... ~ II~ ' ~1 ~ "' "" ' i[l'll ' ,!~'It [m~ll~ lift .'T' I tl~- h~,,i j,~,,,,i~i i!i~II~,~i l~II" .~ii,,fi I~ l:iltI ,l~~~tlli,i :![~ I~l~l i!ll"Y~l!!l,, I~ : Ii p i 111 Ii I il} ,,. ~ . _ 1 I_ 1~"¥: ..... k'll A A '~ ~ i Il:;. ~~',! ifr ' : ~i ! ~ ..... i ~ , !fill"l: ' ,ii, :~ :l I : ~: I · ,.:, t,,,,, l l,,.: ~ ~ ~- .,, .~,,. i ~ . ~ , Z~II .... ; .~.._I~:. ' ~. ), .: ROI~IN~oN E)t~IiV~ ': · TUST~ ~ PARK p.r~-rose-rsi · . _- _ ] 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 :21 22 23 24 25 :26 127 28 RESOLUTION NO. 93-136 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, FINDING THAT FINAL ENVIRONMENTAL IMPACT REPORT (EIR) FOR THE EAST TUSTIN SPECIFIC PLAN (FINAL EIR 85-2, AS MODIFIED BY SUBSEQUENTLY ADOPTED SUPPLEMENTS AND ADDENDA) IS ADEQUATE TO SERVE AS THE PROGRAM EIR FOR APPEAL OF DESIGN REVIEW 93-023 AND CONDITIONAL USE PERMIT 93-030 AND ALL FEASIBLE MITIGATION MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The City Council of the City of Tustin does hereby resolve as follows: ~... The City Council finds and determines as follows: ae That Design. Review 93-023, Conditional Use Permit 93-030 and respective development plans are considered "projects" pursuant to the terms of the California Environmental Quality Act; and Be That the projects are covered by a previously certified Final Environmental Impact Report for the East Tustin Specific Plan which serves as a Program EIR for the proposed project. II. The East Tustin Specific Plan Final Environmental Impact Report (85-2), previously'certified on March 17, 1986 as modified by subsequently adopted supplements and addenda, was considered prior to approval of this project. The City Council hereby finds: this project is within the scope of the East Tustin Specific Plan previously approved; the effects of this project, relating to grading, drainage, circulation, public services and utilities, were examined in the Program EIR. All feasible mitigation measures and alternatives developed in the Program EIR are incorporated into this project. The Final EIR, is therefore determined to be adequate to serve as a Program EIR for this project and satisfied all requirements of the California Environmental Quality Act. Further, the City Council finds the project involves no potential for any adverse effect, either individually or cumulatively, on wildlife resources; and, therefore, makes a De Minimis Impact Finding related to AB 3158, -- Chapter 1706, Statutes of 1990. 1 B 7 8 10 11 14 1.5 1G 1'7 18 ~0 9.1 ~'7 :28 Resolution No. 93-136 Page 2 Applicable mitigation measures identified in the Final EIR have been incorporated into this project which mitigates any potential significant environmental effects thereof. The mitigation measures are identified as Conditions on Exhibit A of City Council Resolution No. 93-137 approving Appeal of Design Review 93-023 and Conditional Use Permit 93-030. PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on the 6th day of December, 1993. JIM POTTS Mayor Mary E. Wynn, City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) SS CERTIFICATION FOR RESOLUTION NO. 93-136 MARY E. WYNN, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is 5; that the above and foregoing Resolution No. 93-136 was duly and regularly introduced, passed, and adopted at a regular meeting of the Tustin City Council, held on the 6th day of December, 1993. COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER:ABSENT: MARY E. WYNN City Clerk 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 24 26 27 28 RESOLUTION NO.~93-137 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, APPROVING AN APPEAL OF DESIGN REVIEW 93-023 AND CONDITIONAL USE PERMIT 93-030 AUTHORIZING THE CONSTRUCTION OF A 20 ACRE COMMUNITY SPORTS PARK INCLUDING SPORT FIELD LIGHTING ON THE PROPERTY LOCATED AT 12850 ROBINSON DRIVE. The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: ae That proper applications, Design Review 93-023 and Conditional Use Permit 93-030, have been filed by the City of Tustin Community Services Department requesting authorization to construct a 20 acre community sports park with sport field lighting on the property located at 12850 Robinson Drive. Be A public hearing was duly noticed, called and held for said application on September 27, 1993 by the Planning Commission. Ce That an appeal of the Planning Commission's action has been made by the City Council to expand the scope of the project to include sport field lighting on the two soccer fields and two basketball courts, in addition to the lighting for the three softball fields approved by the Planning Commission. De A public hearing was duly noticed, called and held for said appeal on December 6, 1993 by the City Council. Zo That Public Parks are considered an outright permitted use and sport field lighting is considered a conditionally permitted use in the Community Facility Land Use Designation of the East Tustin Specific Plan. Fo Pursuant to Section 9272 of the Tustin City Code, the Planning Commission finds that the location, size, architectural features and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, the occupancy thereof, or the community as a whole. In making such findings, the City Council considered the following: 1 3 4 5 6 7 8~ 9 10 11 12 13 14 15 16 17 18 19 2O 21 24 26 27 28 Resolution No. 93-137 Page 2 Go 1. Height, bulk and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. · Size and spacing of windows, doors and other openings. · Towers, chimneys, roof structures, flagpoles, radio and television antennae. '7 · Landscaping, parking'area design and traffic circulation. · Location, height and standards of exterior illumination. · Location and appearance of equipment located outside of an enclosed structure. 10. Location and method of refuse storage. 11. Physical relationship of proposed structures to existing structures in the neighborhood. 12. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 13. Proposed signing. 14. Development Guidelines and criteria as adopted by the City Council. That the establishment, maintenance, and operation of the sport field lighting will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin as evidenced by the following: 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 :28 Resolution No. 93-137 Page 3 H· · The proposed sport field lighting was anticipated by the City and property owners within the Tustin Ranch through notification of the Contiguous Area Report and is consistent with the Design Development Report for the Tustin Sports Park Master Plan which identified that the ball fields would be lighted. · The proposed sport field lighting will not negatively effect surrounding property owners, in that the improvements are for the use and pleasure of the surrounding properties and the general welfare of the City. · The proposed lighting systems, as designed and conditioned, are state of the art and would provide .direct and focused light on the playing field and minimize any spillover on the adjacent residential neighborhoods. That an Environmental Impact Report (EIR 85-2 for the East Tustin Specific Plan) has been certified in conformance with the requirements of the California Environmental Quality Act for the subject project. II. The City Council hereby approves an Appeal of Design Review 93-023 and Conditional Use Permit 93-030 authorizing the construction of a 20 acre community sports park with sport field lighting- on the three softball fields, two soccer fields and two basketball courts on the property located at 12850 Robinson Drive, subject to the conditions contained in Exhibit A, attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on the 6th day of December, 1993. JIM POTTS Mayor Mary E. Wynn, City Clerk EXHIBIT A APPEAL OF DESIGN REVIEW 93-023 AND CONDITIONAL USE PERMIT 93-030 CONDITIONS OF APPROVAL RESOLUTION NO. 93-137 GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped December 6, 1993, on file with the Community Development Department, as herein modified, or-as modified by the Director of Community Development Department in accordance with this Exhibit. The Director of Community Development may also approve minor modifications during plan check, if found to be consistent with the intent of the conceptual plans and consistent with all applicable development standards. (1) T. 2 "Unless otherwise specified, the conditions contained in this Exhibit shall be complied with prior to the issuance of any building permits for .the project, subject to review and approval by the Community Development Department. (1) 1.3 Ail utilities exclusively serving the. site shall be underground. (1) 1.4 Any public improvements damaged by the applicant adjacent to this property shall be repaired and/or replaced as determined by the Engineering Division and shall include, but not be limited to, curb and gutter, street paving and drive apron. PLAN SUBMITTAL Z.1 At building plan check submittal: (1) A. (3) Plans and calculations, to satisfy the requirements of the Uniform Building Codes and State Handicap Codes shall be complied with as approved by the Building Official. mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNI*FORM BUILDING CODE/S (7) PC/CC POLICY ( 4 ) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 93-137 Page 2 (1) B. (3) Final grading and specifications consistent with the site plan and landscaping plans and prepared by a registered civil engineer for approval by the Community Development Department in conformance with the requirements listed in the City's Grading Manual. (1) (3) Ce A precise soils engineering report provided by a soils engineer Within the previous twelve (12) months for the pad site. (1) D. Note on final plans that a six foot high chain linked fence shall be installed around the site prior to construction. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. (5) E. Submit separate 24" x 36" street improvement plans showing all construction which will be done within the public rights-of-way. These plans must be prepared by a California Registered Civil Engineer. In addition, a 24" x 36" traffic control plan, as prepared by a California Registered Traffic Engineer, will be required. (5) F. Submit a 24" x 36" signing and striping plan, as prepared by a California Registered Traffic Engineer for Robinson Drive. This plan shall indicate all modifications to the existing signing and striping which will be required as a result of the addition of the drive entrance. LANDSCAPING~ GROUNDB AND HARDSCAPE ELEMENTS (6) 3.1 Submit at plan check complete detailed landscaping and irrigation plans for all new landscaping areas proposed on the site consistent with adopted City of Tustin Landscaping and Irrigation Submittal Requirements. Provide summary table applying indexing identification to plant materials in their actual location. The plan and table must list botanical and common names, sizes, spacing, actual location and quantity of the plant materials proposed. Show planting and berming details, -soil preparation, staking, etc. The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing and coverage. Details for all equipment must be provided. Show all property lines on the landscaping and irrigation plan, public right-of-way area, sidewalk widths, parkway areas, Exhibit A Resolution No. 93-137 Page 3 and wall locations. The Community Development Department may request minor substitutions of plant materials or request additional sizing or quantity materials during plan check. Note on landscaping plan that coverage of landscaping irrigation materials is subject to field inspection at project completion by the Community Development Department. (6) 3.2 The submitted landscaping plans at plan check must reflect the following requirements, either incorporated into the design and/or construction or included as notes: Provide a minimum of one 15 gallon size tree for every 30 feet of property line on the property perimeter and five 5 gallon shrubs. Be Shrubs shall be a minimum of 5 gallon size and shall be spaced a minimum of 8 feet on center when intended as screen planting. '~' Ce Ground cover shall be planted between 8 to 12 inches on center. D~ When 1 gallon plant sizes are used the spacing may vary according to materials used. Ze Ail plant materials shall be installed in a healthy vigorous condition typical to the species and landscaping must be maintained in a neat and healthy condition. This will include but not be limited to trimming, mowing, weeding, removal of litter, fertilizing, regular watering, or replacement of diseased or dead plants. (6) 3.3 Provide details, colors, and materials for all exterior walkways, stairs and walls. Design all walkways to create a reinforced pedestrian corridor with accessory landscaping treatment subject to review and approval by the Community Development Department. (1) 3.4 Applicant shall submit a complete sign program, including directional and building identification signs, subject to the approval of the Community Development Department. (4) 3.~ The Lombardy Poplar shall be replaced with an alternative species which is an evergreen and shall provide effective screening around the perimeter of the three softball fields, the south perimeter of the southerly soccer field and the tennis courts, subject to approval of the Community Development Department. Exhibit A Resolution No. 93-137 Page 4 (4) 3.6 Landscaping screening shall be provided along Robinson Drive adjacent to the parking lot which shall have a minimum height of at least 30 inches and not more than 42 inches and shall be designed consistent with Section 3.9.3.I(2) of the East Tustin Specific Plan. (4) 3.7 Perimeter landscaping along Jamboree Road, Robinson Drive and Keller Drive shall be consistent with the plant palette approved for the Sector 7 Landscape Design Concept Plans, subject to approval of the Community Development Department. (5) 3.8 Red curbing shall be provided at the ends of all drive - a~sle planters and along the curb at the east end of the parking lot, subject to approval by the Community Development Department. ARCHITECTURE (1) 4.1 Provide exact details of all exterior door and-window types, including but not limited to such information as frame color and glass tint. (1) 4.2 Ail exterior colors to be used shall be subject to review and approval of the Director of the Community Development Department. All exterior treatments shall be coordinated with regard to color, materials and detailing and noted on submitted construction plans and elevations shall indicate all colors and materials to be used. (1) 4.3 Ail mechanical and electrical fixtures and equipment shall be adequately and decoratively screened. The screen shall be considered as an element of the overall design of the project and shall blend with the architectural design of the buildings. All telephone and electrical boxes shall be indicated on the building plans and shall be completely screened. Electrical transformers shall be screened with landscaping or other architectural element to minimize visual impacts from the street view. (1) 4.4 Exterior elevations of the buildings shall indicate any fixtures or equipment to be located on the roof of the -building, equipment heights and type of screening. (1) 4.5 Ail roof mounted equipment, vents, exhausts and other roof penetrations shall be located a minimum of 6 inches below the top of parapet. Exhibit A Resolution No. 93-137 Page 5 (5) 4.6 Exterior concession building windows shall be a minimum 3/8 inch thick laminated treatment. LIGHTIN~ (1) 5.1 Indicate lighting scheme for project, note locations of all exterior lights and types of fixtures. The location and types of lighting shall be subject to the approval by the Community Development Department. (1) $.Z Ail lighting shall comply with the City's Security Ordinance. Parking lot light standards shall be located - ..to avoid interference with proposed tree plantings. (5) 5.3 Pedestrian lighting shall be provided along the sidewalk west of the. soccer fields, consistent with the City's Security Ordinance. *** 5.4 The field lighting for the softball, soccer fields and basketball courts shall be turned off no later than 10:00 p.m. *** 5.5 Prior to final completion of the park, the field lighting for the softball fields, soccer fields and basketball courts shall reviewed by the Community Development and Community Services Departments to determine final fixture adjustments to ensure that direct light rays are oriented away from the adjacent residential development. *** 5.6 No area lights shall be permitted on the "C3" "Si" and "S2" light poles. *** 5.7 The basketball light fixtures shall be adjusted and/or replaced so that the fixtures are directed downward in such a manner to ensure that the light does not negatively impact the adjacent properties. NOISE (1) 6.1 Ail construction operations including engine warm up (2) shall be subject to the provisions of the City of Tustin Noise Ordinance and shall take place only during the hours of 7:00 a.m. until 6:00 p.m., Monday through _ Friday, or other times that the Building Official determines will be in substantial conformance with the Noise Ordinance and that the public health and safety will not be impaired, subject to application being made at the time and permit for the work is awarded or during progress of the work. Exhibit A Resolution No. 93-137 Page 6 PUBLIC WORKS DEPARTMENT (5) 7.1 The existing curb ramps at Jamboree/Robinson and Jamboree/Keller shall be reconstructed per the current City Standard No. 124 in order to meet ADA requirements. (5) 7.Z A complete hydrology study shall be submitted for review and approval. (5) 7.3 The end of the median nose at the drive entrance shall not extend beyond the curb return BCR/ECR on the Robinson Drive end and it shall end five feet from the projection of the planter curbs on the parking lot end. (5) 7.4 The intersection sight lines sh'all be shown on the landscape plan per OCEMA Standard No. 1117. FIRE DEPARTMENT (5) 8.1 Prior to the issuance of any building permits for combustible construction, evidence that a water supply for fire protection is available shall be submitted to and approved by the Fire Chief. Fire hydrants and access roads shall be in place and operational to meet the requirements and fire flow prior to commencing combustible materials. (5) 8.2 Prior to the issuance of any buildings permits, all underground piping for automatic fire extinguishing system shall be approved by the Fire Chief. These details shall include width, clear height, and means of emergency over-ride. (5) 8.3 The following notes shall be provided on the site plan: ao Fire Department Final Inspection Required. Schedule inspection 2 days in advance. Phone 854- 0303. be Location and classifications of extinguishes to be determined by fire inspector. Ce Storage , dispensing or use of any flammable and combustible liquids, flammable and compressed gasses and other hazardous materials shall comply with Uniform Fire Code Regulations. de Buildings not approved for high piled combustible storage. Materials in closely packed piles shall Exhibit A Resolution No. 93-137 Page 7 not exceed 15 feet in height, 12 feet on pallets or in racks and 6 feet for tires, plastics and some flammable liquids in high stock piling. Comply with UFC Art 81 and NFPA Std. 231, 231C and 231D. e. Plans of modifications to or new fire protection, detector or alarm systems shall be approved by the Fire Department prior to installation. FEES (1) 9_.1..Pri°r to issuance of any building permits payment shall be made of all required fees including: A® Sewer and Water fees to the Irvine Ranch Water District as required.